Board rejects phase 3 of Great Northern Heights

A revised plan for phase 3 of the Great Northern Heights neighborhood failed to receive approval from the Whitefish City-County Planning Board at their September meeting.

The project’s overall density and its impact on neighboring property values were two chief reasons for the board’s lack of support. The proposal will go before the Whitefish City Council on Oct. 21 without a recommendation of approval.

Developer Rob Pero is requesting a preliminary plat and a planned unit development for 32-lots on a little more than six acres of land south of town above Western Building Center. Phase 3 would include 20 single-family residences and 12 townhouses.

The PUD is needed for a density bonus and to permit the multi-family units in a single-family zone.

With the exception of two townhouses fronting Great Northern Drive, all homes will be served by a private street with a single 5-foot wide sidewalk.

Pero originally proposed to develop phase 3 with a 42-lot subdivision of 21 townhouses. He withdrew that plan in July after neighbor’s expressed an overwhelming dislike.

Planning staff says the new plan presents a better transition from the single-family area to the predominately townhouse area.

Pero says the revised plan offers more diversification in pricing. He expects the townhomes will sell in the $200,000 range and the single-family homes in the $300,000 to $400,000 range.

“If we didn’t have 12 townhouse lots, we’d have six single family lots,” Pero said about the revised plan. “We have more families that can afford $200,000.”

Neighbors who spoke in opposition said the project is too dense, presents traffic safety issues, and that it could have a negative impact on their property values.

Great Northern Heights resident John Gerbozy said he bought his lot based on plans that showed a single-family neighborhood.

Planning board member Diane Smith agreed.

“I’m worried about people’s investments made on how they thought it would look,” she said.

Rick Blake motioned to approve the project if it was zoned as WR-1 with all single-family homes, and included a second sidewalk.

Pero said he’d rather have his request denied so he could take it to City Council as currently crafted.